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ANATOMY OF AN INFERNO (redux) The Tragic Loss of Saginaw's 134-Year Old Ippel Building By Robert E. Martin The fire of Tuesday, January 29th, that burned down the historic 134-year old Merrill/Ippel Building in Old Town Saginaw was both a tragic and unnecessary incident that brings to the forefront issues of responsibility and negligence on the part of government, the owner, and certain tenants of the building, coupled with long standing debates concerning the vision & value of the Old Town area. In order to fully understand what happened with the Ippel fire, it is necessary to briefly look back at the fire of 1991 that took down the Fordney Hotel, up until then the city's oldest building, along with several other adjoining businesses including the Old Town Eatery, Paul's Men's Store, The Corset Shop and The Pioneer Club. Prior to the Fordney fire, the City of Saginaw had cited owners of that structure with numerous code violations. When re-inspections discovered that the building had not been brought up to code, the City ordered the upper level apartments closed and vacated. It is common knowledge that vacant buildings become dangerous. While several business owners complained that the Fordney was not secured & boarded properly, the City maintained that the only level required to be boarded was the street level, neglecting the fact transients could climb the fire escape ladders and enter through unboarded windows. After the official investigation dubbed the Fordney fire an arson, outraged business owners & citizens flooded City Hall demanding answers and pro-active solutions. One significant solution was articulated to The Review by attorney Norm Harrison, who pointed out that rather than condemn and order a building vacated, the City could have used a legislative vehicle allowed for by the State known as Municipal Escrow Accounts. With municipal escrow accounts, once a building is found to have code violations that go unabated, the City can take action by ordering all rents into an escrow account that finance repair of the structure. In this manner, nobody is displaced, the building is brought up to code, and valuable historic structures are saved from the wrecking ball. Without doubt, if the City of Saginaw had employed this vehicle, a strong argument can be made that the Fordney Hotel would still be standing today, along with all the many businesses surrounding it. THE IPPEL FIRE - A TRAGEDY 10 YEARS IN THE MAKING Ten years ago, I lived in one of the historic & charming apartments above Ardern & Whitney Flowers on the corner of Adams & S. Michigan next to the Ippel building when the Fordney fire occurred. At that time, one of my primary concerns was the Old Town Apartments inside the Ippel that survived the fire. Specifically, I wanted to make sure that the mistakes that brought the Fordney down did not happen again at the Ippel building. The hope of most business owners and tenants in the area was that Michael Haman, the owner of the Ippel structure, would use the insurance money received for damage during the Fordney fire to improve the Ippel apartments and hopefully appeal to a higher class of renters. However, improvements were made sufficient to bring the building up to code and the units were filled with lower income renters and state subsidized housing for the mentally impaired. In 1992 I filed a request under the Freedom of Information Act for all the city inspection reports at the Ippel building. Much to my amazement, what I received was 14 pages of 'unresolved' violations. Among the items listed were: roof that leaks, bare electrical wires, smoke detectors that did not work, numerous complaints of 'no heat', bad wiring and plumbing, cold air coming in around windows, carpets smelling of mildew, and roach infestation. On May 14, 1992, inspectors Margaret Toney and Mike Hagen sent a letter to Haman stating that the Ippel building failed to meet program standards for Section 8 housing. Part of that letter states: "The program requires that the structure inside & out meet high standards of maintenance & appearance. Homes which are in a marginal condition may meet normal standards for rental licensing, but not the standards of the Section 8 program. Repairs must be completed with 90 days except as noted in list of violations. Failure to comply will result in termination of Rental Assistance Payments." The 14-pages of this document reveal notations stating that the violations had been addressed, with the exception of a vent missing in the laundry room, walls in disrepair, faucets installed on sinks not up to code, and appliances not working properly. Two years later in 1994, another Freedom of Information Act request was filed. In February 1993, Haman received a letter from John Young from the Department of Social Services stating that recent inspection "revealed your building has been remodeled & converted from 28 apartments to 41 apartments & offices. A review of city records indicate that there has been no permits issued to make these renovations. The letter went on to state that it would be necessary to hire a registered architect or engineer to prepare and submit sealed plans for completed renovations. The letter concluded, "If the plans are approved, the required permits can be issued." Again, in April of 1994, Haman received a letter from Young stating additional code violations. Indeed, two years following the 1992 inspection, similar problems were discovered at Old Town Apartments that mirrored those found two years earlier. According to documentation, the minimal requirements were subsequently met and Haman was again given the green light by the city. One year later, on June 7, 1995, Haman filed an appeal to the Saginaw Zoning Board of Appeals requesting a variance from the zoning ordinance to continue to use four of the units as efficiency apartments even though there was deficient floor area and the number of efficiency apartments "exceeds the maximum number allowed by the zoning code." At that time, I addressed the Zoning Board, objecting to granting the variance based upon information received from the city regarding prior inspections. Much to my amazement, the Zoning Board approved the variance with only a few opposing votes. When I spoke to Tom Whitney, President of the Old Saginaw City Historic Association who was one of the members on the Appeals Board approving the variance, he replied, "Mike is a good guy and this is his business. He just needs to learn how to control his renters better." AFTERMATH OF AN INFERNO... On the Tuesday evening of the Ippel fire, I was leaving my office around 6:30 PM. Smoke was coming from one of the windows but had yet to hit the seams along of the roof of the building. One thing that struck me was how long it seemed to take for the big ladder trucks to arrive, combined with the fact that there did not seem to be as much presence in terms of firefighters as when the Fordney burned. Indeed, as the fire spread into a billowing inferno, I could only see one major pump and a couple of other ladder trucks working the fire, with two other engines parked around the periphery. The following day, I spoke with some firefighters from Saginaw Township. They agreed to speak about the fire only if I agreed not to publish their names. "We didn't get a phone call for assistance until several hours after the fire broke, and I believe the reason is union politics. We have a brand new ladder truck that could have been brought to the scene in ten or fifteen minutes, but they called Buena Vista instead. The only problem is their ladder truck was broken. " "The only reason I can think of is that the city has been laying off firefighters, so they didn't want to resort to calling us in immediately." The Review placed phone calls with Fire Marshall Tyronza Snowden for comment on this allegation, but as of deadline has not heard back from him. The day following the fire I placed a phone call to Bill Bailey, the City of Saginaw's Information Director. Bailey explained that about 60 firefighters fought the blaze with more than a dozen rigs to bring it under control. Volunteers from Saginaw & Buena Vista townships joined in along with off-duty Saginaw firefighters who responded from all four stations to fight the blaze. When asked about the inspection reports dating from 1991 through 1995 that discovered similar violations at the Ippel building and whether the city should have adopted the approach of setting up a Municipal Escrow Account to enforce the viability of the structure, Bailey responded that there "is only so much that government can do." "You can't blame the city for the type of tenants an owner selects to fill his building, Bailey responded. "The owner is still the owner. It's not the role of the city to be a landlord. Fortunately, nobody was killed." "Our records indicate that every time an inspection was conducted, the owner addressed the problems. But you need to speak with Jim Hodges our Chief Inspector. He will be making all the inspection reports from 1996 to the present available to the press." MEETING WITH THE INSPECTOR... The 92-pages of inspection reports received from Chief Inspector Hodges show the Ippel building was inspected in July 1999 and September 2001. True to the predictable pattern, numerous violations were found. Currently the City of Saginaw has five inspectors in the Department. What follows are highlights from the 1999 and 2001 inspections: - "Ms. Behmlander recently paid rent for this apartment but has not been able to move in because of the awful roach problem that the landlord has not done anything about." - Unit F - This unit has been filthy for years. Same tenant present but no sign of rats or roaches. - "Due to high volume of complaints and layoffs will have to close and repost in the future." -"Please check for no fire extinguishers in the hallway. The caller stated that they had to use the extinguishers and the landlord will not replace them." - Apt. O - 3rd floor. No smoke detector. Ceiling in kitchen and dining room falling down; gas leak. The entire complex doesn't have smoke detectors." And this entry from 5/25/01: "Whole building needs to be reinspected. The fire escape door at the back of the building is broke and the window next to it has been broken giving entry into the building. This building is a definite fire hazard. Roach infested." When I asked Hodges why several pages of reports did not have any commentary or inspection record, he explained that "The inspectors are supposed to do that, and I've called them onto the carpet about it. I've made them sit in my office and fill out the reports completely." Amazingly, following the notice to Haman of violations, according to the inspection reports, all violations were again addressed. "He eventually took care of everything, but had trouble keeping up," said Hodges. So how is it that every two years volumes of infractions are found and the City of Saginaw keeps giving the 'okay' on the units? "All I know is that each time I've dealt with him, Mr. Haman has been forthright and straight with me," comments Hodges. "The problem with the smoke detectors is that each time he would replace them, tenants would evidently remove the batteries and use them for something else. " "Another problem is that as of July 31, 2001, the City of Saginaw can no longer have a stricter code than that mandated by the state," continues Hodges. "Presently we have 4,000 registered units in the City and five inspectors to do deal with them. There is only a $100 fine for violations, and in our experience, it isn't unusual for some of the judges to at times even award less than that." "We estimate there are as many as 6,000 unregistered units out there," states Hodges. "This is why we intend to send 8,000 letters out to owners of non-owner occupied homes in the City." "As for the allegations of bad electrical problems at the Ippel building, Nelson Electric reviews these problems. If there was something not up to snuff, they would not allow it to go unabated." As Bill Bailey commented after reviewing these records, "The problem is one of irresponsible people that operate this way because they can. They run places into the ground." MIKE HAMAN RESPONDS - A Conflict of Competing Visions Training & Treatment Innovations is a non-profit business contracted with Saginaw County Community Mental Health Authority to provide assistance to nearly 108 Saginaw County citizens. Its community teams consist of psychiatrists, social workers, and nurses that help clients with everything from finding housing to getting the proper medication. Before Governor John Engler closed the state psychiatric hospitals many of these people would be confined to central facilities where they could be monitored. Training & Treatment Innovations was burned out of their original office when the Fordney Hotel burned 11 years ago, and once again they were burned out of the Ippel Building. Currently their temporary office is with the Community Mental Health Authority, but according to Sandy Lindsey of TTI, about 12 of their clients were living in the 37 units at Old Town Apartments. "Right now we are sifting through the debris for clinical records," she noted. "Other than that, we are trying to find these people temporary shelter in hotels & motels throughout the area." A common complaint among many West Side business owners is that Haman was renting the apartments to 'undesirables' and Section 8 housing cases - the feeling being that with considerable investment placed in the West Side, the use was inappropriate. When he sat down to chat with The Review, Michael C. Haman only had a couple of days to sift through the wreckage. The President of the Saginaw Landlords Association was on a ski trip in Breckenridge, Colorado when he received a phone call from his son telling him that the Ippel building was burning. "That building was my life," said Haman, who according to the City also operates about 7 other rental units in Saginaw. When asked about the endless litany of code violations found in inspection reports over the years, Haman explained that many problems were recurring because of tenants removing smoke detectors and being 'hard' on the facility. "When I bought that building from Dr. Richter, it was in horrendous shape," said Haman. "I invested a lot of money to improve the building and make the apartments livable. Everything was always brought up to code following each inspection." When asked about the reports in the early '90s that showed certain items not being addressed, Haman blamed that on former Chief Inspector James Galford. "When Galford was in there you could never make him happy. It was almost like a vendetta. But as recent reports show, we were all up to snuff." Although no official cause for the fire has been released as of our press date, reports indicate that a burning cigarette could be the direct cause, although tenant Chris Turner told the Saginaw News he was experiencing sparks from a wall outlet. "The electrical was fine in that unit and up to code," said Haman. "But I was concerned about some of the people that tenants would allow into the building. I've always made it a point not to rent to anybody with drug convictions or anybody under 21 years of age. And whenever I would find 17 or 18 year-olds hanging out in the building, I'd instruct my son to kick them out." Following the Fordney fire, why didn't Haman refurbish the Ippel building so that he could attract a higher level of clientele? With Historic District low interest loans available, he surely could have restored the structure to its past grandeur. "I've always paid my own way on this and am not interested in being indebted," answers Haman. "Critics can complain all they want about renting to those people," continues Haman, referring to the Section 8 resdidents living in the apartments, "but they were some of the best tenants I had. Rarely did I experience problems with them, unlike other renters. Besides, the State has decided that its better to integrate them into the community, and in order to do that affordable housing is needed." But what about investors that have a different vision for the West Side area? Hollywood Nights, JB Meinbergs, Woody O'Briens, and Retro Rocks have all invested considerable resources attracting a higher-end clientele. Robert Maul, owner of the Red Eye Coffee House is currently investing heavily in renovating an apartment above the Cage Gallery that he and his wife can live in. And Paul Barrera, owner of Nine's Firehouse Pub, is investing in a million-dollar-plus project to convert the old Carter building into a Bar & Grill with $130,000 - $225,000 condominiums in the area. "The rents charged and the people in the building reflect what the market would pay," answers Haman. "I rented one bedroom and studio apartments. It is what it is. And that market has not changed yet." "I wish Paul Barrera the best of luck on his venture, " continues Haman, "but people will not pay $150,000 for a home to move into a $30,000 neighborhood. Unfortunately, this is what happens to all cities. Saginaw is no different. I've lived here long enough to see that change." With an assessed value of $145,000, Haman says that the $800,000 insurance settlement will most likely barely cover the cost of demolition and repairing the adjacent three-story building at 118 S. Michigan that housed Jimmy John's Sandwich Shop. "I am optimistic that the building left standing can be salvaged," said Haman. " As for the future of the lot where the Ippel building once stood, Haman is uncertain. Many business owners do not wish to see it made into another parking lot, pointing out that sufficient parking exists in the area with the Fordney lot and the City Parking Ramp on Hamilton & Court Streets, especially if the lower level is ever opened. Indeed, many owners told the Review they would like to see another 'anchor' building on this lot, reflective of the historic character of the district. But Haman is uncertain. "I will not be able to hold onto the lot and pay taxes on it as a vacant property," said Haman. "I have spoken with Tom Whitney, Chair of the Historic District, and told him I would give the Historic Commission first dibs at securing the property, so they can control what gets placed there." As Paul Barrera views it, the fate of the West Side is one of vision. "You can't expect people to invest heavily in the West Side Business District unless they have a vision. You have to desire to live and work here, and it is perhaps the most viable commercial district that the City of Saginaw has left." "But you have to want to be here." CONCLUSIONS... Regardless of what factors combined to cause the Ippel Building fire - a careless tenant or visitor, a bad outlet, or negligence on the part of the city and/or owner to assure that the building was safe and secure - the fact remains that another West side landmark is gone, another part of our history & character committed to the ravages of the wrecking ball. Twelve years ago, the combined businesses and apartments on the block where the Fordney & Ippel once stood translated into well over 200 people that were working, eating, and shopping within the area. Obviously, what Saginaw has experienced is a loss. But we must remain hopeful and vigilant about the future. Numerous businesses have opened, invested, and nurtured the area since the Fordney fire a decade ago. The area still possesses charm and an abundance of character and personality. Whether the vision exists to replace what has been lost with something dynamic remains to be seen. Certainly the Historic Commission, in tandem with the efforts of City Development, could market the property to a potential Crate & Barrel or some other 'anchor' business that would add greater diversity to this blossoming (albeit temporarily bruised) area, while adding needed support to the city's tax base. As I stood and watched the demolition crew remove the historic Ippel building sign with the metal jaws of a bulldozer, sending it crashing to the ground and bending in the process - a sign that is supposedly going to be saved for posterity - I couldn't help but wonder why they didn't send a crew up to dismantle it more carefully. But that would cost more time and money. And let's face it, in order to salvage anything, you need to care.
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